{"asOf":"2026-07-28T06:29:51.927Z","block":"1600-1699 N HOWARD ST","blockUrl":"https://philadelphia.blockreport.homes/block/1600-1699-n-howard-st","address":"1621-23 N HOWARD ST","parcelNumber":"884070321","source":"https://property.phila.gov/?p=884070321","ownerType":"investor","kind":"industrial","isHouse":false,"home":false,"commercial":true,"residential":false,"taxExempt":false,"institutional":false,"buildingCode":"LC0","buildingCodeNew":"272","buildingClass":"IND WAREHOUSE MASONRY","buildingClassNew":"OFFICE WAREHOUSE","useLabel":"Industrial building","owner":"TURNER STREET PROPERTIES LLC","coOwner":null,"marketValue":300100,"landAssessment":60000,"improvementAssessment":240100,"livableArea":3752,"yearBuilt":1925,"lastSale":{"price":1,"date":"2014-08-06T04:00:00Z"},"openViolations":0,"violations":[],"violationCases":[],"investigations":[],"taxOwed":0,"taxSnapshot":{"available":true,"asOf":"2022-06","matched":false},"taxDelinquencySnapshotAsOf":"2022-06","taxDelinquencySnapshotAvailable":true,"lat":39.97485775022562,"lng":-75.13529925378707,"geom":{"type":"Polygon","coordinates":[[[-75.135215104,39.974912452],[-75.13525941,39.974774041],[-75.13538349,39.974790484],[-75.13533251,39.974949738],[-75.135215104,39.974912452]]]},"liDistrict":"CENTRAL EAST","certifications":[],"cityRecordAvailability":{"violations":true,"investigations":true,"appeals":true,"certifications":true,"permits":true,"licenses":true},"zip":"19122","beds":null,"baths":null,"stories":2,"lotArea":1979,"zoning":"IRMX","grade":"C-","basement":null,"heater":null,"centralAir":null,"extCond":"5","intCond":"5","garage":null,"homestead":false,"mail":"2212 E HUNTINGDON ST, PHILADELPHIA PA, 19125","mailOut":false,"appeals":[],"taxYears":[],"taxNet":0,"taxLien":false,"taxLedgerThrough":2016,"taxLedgerAvailable":true,"timesSold":1,"abated":false,"assessmentExemption":false,"exemptionBasisVerified":false,"valueSeries":[{"y":2016,"v":37500,"taxable":37500,"land":14724,"improvement":22776,"taxableLand":14724,"taxableImprovement":22776,"exemptLand":0,"exemptImprovement":0},{"y":2017,"v":37500,"taxable":37500,"land":14724,"improvement":22776,"taxableLand":14724,"taxableImprovement":22776,"exemptLand":0,"exemptImprovement":0},{"y":2018,"v":131000,"taxable":131000,"land":40000,"improvement":91000,"taxableLand":40000,"taxableImprovement":91000,"exemptLand":0,"exemptImprovement":0},{"y":2019,"v":135100,"taxable":135100,"land":39580,"improvement":95520,"taxableLand":39580,"taxableImprovement":95520,"exemptLand":0,"exemptImprovement":0},{"y":2020,"v":135900,"taxable":135900,"land":39814,"improvement":96086,"taxableLand":39814,"taxableImprovement":96086,"exemptLand":0,"exemptImprovement":0},{"y":2021,"v":135900,"taxable":135900,"land":39814,"improvement":96086,"taxableLand":39814,"taxableImprovement":96086,"exemptLand":0,"exemptImprovement":0},{"y":2022,"v":135900,"taxable":135900,"land":39814,"improvement":96086,"taxableLand":39814,"taxableImprovement":96086,"exemptLand":0,"exemptImprovement":0},{"y":2023,"v":187600,"taxable":187600,"land":37520,"improvement":150080,"taxableLand":37520,"taxableImprovement":150080,"exemptLand":0,"exemptImprovement":0},{"y":2024,"v":187600,"taxable":187600,"land":37520,"improvement":150080,"taxableLand":37520,"taxableImprovement":150080,"exemptLand":0,"exemptImprovement":0},{"y":2025,"v":225100,"taxable":225100,"land":67530,"improvement":157570,"taxableLand":67530,"taxableImprovement":157570,"exemptLand":0,"exemptImprovement":0},{"y":2026,"v":225100,"taxable":225100,"land":67530,"improvement":157570,"taxableLand":67530,"taxableImprovement":157570,"exemptLand":0,"exemptImprovement":0},{"y":2027,"v":300100,"taxable":300100,"land":60000,"improvement":240100,"taxableLand":60000,"taxableImprovement":240100,"exemptLand":0,"exemptImprovement":0}],"taxNow":3151,"familyHeld":false,"lastTransferNominal":true,"permits":[{"number":"549183","date":"2014-07-15","work":"Zoning/use","type":"ZP_ZON/USE","description":"ZONING/USE PERMIT","status":"COMPLETED","completedDate":"2014-07-15","scope":"PROPOSED SUBDIVISION OF EXISTING INTO 3 SEPARATE LOTS. PROPOSED LOT A TO BE SFD-EXISTING. PROPOSED LOT B TO BE 2FD-EXISTING. PROPOSED LOT C TO BE 6 UNIT APT BLDG WITH 2 PROPOSED ROOF DECKS AND PILOT HOUSE WITH 2 BALCONIES AND SIDE YARD AS SHOWN ON ATTACHED DRAWINGS."},{"number":"799543","date":"2017-07-13","work":"Zoning admin review","type":"ZP_ADMIN","description":"ZONING ADMIN REVIEW","status":"COMPLETED","completedDate":"2017-07-13","scope":"EXTEND AP# 549183 PER SECTION 14-303(10)(D) OF THE PHILADELPHIA ZONING CODE FOR A MAXIMUM OF ONE TIME FOR A MAXIMUM OF UP TO ONE YEAR. A BUILDING PERMIT IS REQUIRED TO BE ISSUED PRIOR TO THE EXPIRATION OF THIS EXTENSION."},{"number":"787495","date":"2017-10-25","work":"Addition and/or Alteration","type":"Building","description":"Commercial Building Permit","status":"Issued","completedDate":null,"scope":"FOR THE ERECTION OF A ROOF DECK, ROOF DECK ACCESS STRUCTURE ABOVE THE SENCOND STORY LEVEL WITH BALCONIES ON THE SECOND FLOOR LEVEL TO AN EXISTING ATTACHED STRUCTURE. STRUCTURE FOR USE AS A SIX FAMILY DWELLING. ALL WORK TO BE DONE PER APPROVED PLANS. BUILDING TO BE FULLY SPRINKLERED. IF FIELD CONDITIONS VARY CONTACT DESIGN ENGINEER PRIOR TO THE START OF ANY WORK. SEPARATE PERMITS REQUIRED FOR MECHANICAL, ELECTRICAL, PLUMBING AND FIRE SUPPRESSION WORK."},{"number":"PP-2021-005780","date":"2021-04-07","work":"Alterations","type":"Plumbing","description":"Plumbing Permit","status":"Completed","completedDate":"2021-04-13","scope":"Replace curb trap / partial main drain"}],"storyTag":"Improved","storyDelta":null,"timeline":[{"y":2005,"k":"sale","p":250000},{"y":2014,"k":"permit","w":"Zoning/use"},{"y":2017,"k":"permit","w":"Zoning admin review"},{"y":2017,"k":"permit","w":"Addition and/or Alteration"},{"y":2021,"k":"permit","w":"Alterations"}],"rented":false,"licenses":[],"licenseActivity":[],"businessLicenseSourceDate":"2026-07-27","signals":[{"kind":"permit-mismatch","level":"watch","title":"Assessment/permit mismatch","summary":"The assessment jumped 33% in 2027, but no matching permit appears in the property timeline.","evidence":["assessment moved from $225,100 to $300,100","no permit shown in 2026-2028"],"caveat":"Not proof of unpermitted work; reassessment, corrected data, or a permit under another parcel can also explain it."}],"legalChecks":[{"id":"use-occupancy","level":"attention","title":"Zoning approval is not the occupancy file","finding":"Use permit #549183: COMPLETED.","why":"Philadelphia says a zoning approval or Property Sales Certification can identify a use without proving that it was established under the Building Code. A change of use, unit count, exits, or fire rating can require a Building Permit and Certificate of Occupancy.","action":"Verify the lawful use, unit count, associated construction permits, and Certificate of Occupancy with L&I.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-certificate-of-occupancy/"},{"id":"permit-status","level":"attention","title":"A permit row needs file-level verification","finding":"1 permit not marked completed: 787495 (Issued).","why":"Issued work is not the same as approved final work. L&I uses final inspections and required certifications to close construction permits; expired, withdrawn, and completed are different City statuses.","action":"Open the permit file and confirm final inspections, holds, and any resulting occupancy certificate.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections-by-permit-type/"},{"id":"building-certifications","level":"verify","title":"A fire-system permit exists, but no annual certification matched","finding":"1 fire/suppression-related permit matched; the fetched BIN certification feed returned no row.","why":"Installed systems in mixed-use and larger buildings generally require periodic certification, but applicability and limited-area exceptions vary. A missing BIN/address join is not proof of a compliance failure.","action":"Confirm what system was installed and whether a current annual certificate is required and filed.","url":"https://www.phila.gov/departments/department-of-licenses-and-inspections/inspections/maintenance-certifications/fire-protection-certifications/"},{"id":"deed-chain","level":"verify","title":"The latest nominal transfer is not a market sale—or a title opinion","finding":"The latest deed in the assembled record moved for nominal consideration.","why":"A $1 or nominal deed can be a valid family, estate, or entity transfer. It does not establish a sale price, clear title, or by itself prove a tangled title.","action":"Read the recorded deed and have the title search confirm every grantor, grantee, estate/probate step, lien, and authority to sell.","url":"https://www.phila.gov/services/property-lots-housing/get-a-copy-of-a-deed-or-other-recorded-document/"}],"closingChecks":[{"title":"Property Sales Certification","body":"The seller must obtain Philadelphia’s certificate showing the base zoning, last use in the zoning record, and open violations. The City warns that it does not prove Building Code occupancy or show zoning overlays.","action":"Obtain the fresh certificate and compare it with the CO, permits, and Atlas overlays.","url":"https://www.phila.gov/services/permits-violations-licenses/get-a-certificate/get-a-property-sales-certification/"},{"title":"Date-effective City Property Payoff","body":"The Tax Center Property Payoff covers Real Estate Tax, Commercial Trash, and L&I abatement-work invoices. Philadelphia says it does not include business-tax debts or liens, water and sewer charges, or fines for code violations.","action":"Request the City statement effective through settlement; read every period and invoice.","url":"https://www.phila.gov/guides/philadelphia-tax-center/what-to-do/"},{"title":"Professional title and water-lien searches","body":"OPA ownership, deed summaries, and a zero tax balance are not clear title. Mortgages, judgments, municipal claims, water liens, easements, heirs, and other encumbrances require separate searches.","action":"Use a Pennsylvania lawyer/title company and obtain owner’s title insurance; order the separate water search/payoff.","url":"https://www.phila.gov/2026-04-07-why-title-insurance-is-your-best-friend-when-buying-a-home-in-philadelphia/","secondaryUrl":"https://www.phila.gov/services/water-gas-utilities/pay-or-dispute-a-water-bill/resolve-water-liens-judgments/"}]}